| CODE N | NP/SM/1103/0783 | P.FILE No. | 11323 | |--------|----------------|------------|-------| | GRID REF | 40966 / 36134 | RECEIVED AT | 12/11/2003 | | APPLICANT | Mrs G Simpson | c/o AGENT | Anthony Short & Partners | | | Hulme House Farm | | 34 Church Street | | | Longnor | Tel No. | 01335 342345 | | | Buxton | | | | | Derbyshire | | | | | SK17 0LT | | | | | Tel No. | | | | APPL TYPE | Non-use change of use | | | | PROPOSAL | Conversion of barn to two cottages | | | | LOCATION | Barn at Higg Lane, Fawfieldhead | | | | PARISH | | | | | ADVERT DAT | LAST ADVERT DATE | | | | CONSTRAINT(S) | Overhead cable | 3132 | | | | Plot File Boundary | 11323 | | | | Public Rights of Way | Footpath | | | CONSULTATIO | Fewfieldhead Parish Council | DATE SENT | 18/11/2003 | DATE REPLY | 8/12/03 | | | Staffordshire County Surveyor | 12/11/2003 | 12/12/03 | | | Staffordshire Moorlands District Council | 12/11/2003 | | | | COMMITTEE | | | | | DECISION | Refused | Date | 10 FEB 2004 | | APPEAL | Date Lodged | Decision | Date | ENFORCEMENT RECORD CARD

This card should be filed immediately in front of the decision notice which in turn should be in front of a set of approved plans.

| P. | NP/ | |----|-----|

The following amendments have been formally agreed by the planning officer since the issue of the decision notice:

| DATE | DETAILS | |------|---------|

The following conditions have been formally complied with since the issue of the decision notice:

| DATE | COND.NO. | DETAILS | |------|----------|---------|

# SITE VISIT RECORD

| DATE | INSPECTION | PROGRESS | DEPARTURES | |------|------------|----------|------------| | | | | |

## KEY DATES TO NOTE

| DATE | DETAILS | |------|---------| | | |

## KEY FACTORS TO WATCH

| DETAILS | |---------| | | PLANNING DECISION NOTICE

To: Mrs G Simpson c/o Anthony Short & Partners 34 Church Street Ashbourne Derbyshire DE6 1AE

THIS NOTICE RELATES TO PLANNING CONTROL ONLY, ANY OTHER STATUTORY CONSENT MUST BE OBTAINED FROM THE APPROPRIATE AUTHORITY

TOWN & COUNTRY PLANNING ACTS & GENERAL DEVELOPMENT ORDER

In pursuance of the powers vested in the Peak District National Park Authority under the above Acts and Order, and with reference to your application for change of use planning permission, details of which are as follows:

Office Code No. NP/SM/1103/0783 Date received: 12 November 2003 Proposal: Reinstatement of residential use of cottage and conversion of part of barn to holiday cottages. Location: Barn at Higg Lane Parish: Fawfieldhead

THE DECISION

NOTICE IS HEREBY GIVEN THAT PERMISSION FOR THE PROPOSED DEVELOPMENT in the manner described on the application and shown on the accompanying plans and drawings is REFUSED for the following reasons:

The National Park Authority has a statutory purpose under the Environment Act 1995 to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park and to promote opportunities for understanding and enjoyment of the Park's special qualities. Where these aims conflict, the conservation of the Park takes precedence. In pursuing them, the Authority has a duty to foster the economic and social well being of local communities. Consequently it is the policy of the Authority, as set out in the Development Plan (consisting of the 1994 Structure Plan and the 2001 Local Plan), to ensure that the valued characteristics of the National Park will be conserved and enhanced now and for future generations. [Structure Plan (SPP), GS1 and Local Plan (LPP) LC4].

The Authority's specific Conservation and Housing policies generally restrict new residential development to within existing towns and certain villages designated in the Local Plan. This is to protect the open character of the countryside and ensure the economic provision of public and social services (SPP-C2). These policies however do allow for the residential conversion of suitable traditional building in the open countryside to dwellings that are necessary for agriculture, forestry, tourism (SPP RT1, 3) or exceptionally to meet local needs for affordable housing (SPP HC1, 2). To comply with the local need policy that the resultant dwellings must meet an identified local need, be affordable by those on low or moderate incomes and be of a type and size that will remain affordable (SPP -HC1, HC2, HC3 &LPP - LH1, LH2).

In this case, the barn is sited in the open countryside and is a prominent traditional building of vernacular, but no special architectural merit. The proposal is effectively for the conversion of the building into two

Signed Authorised Officer of the Authority

Date 10 FEB 2004

Attention is called to notes at the end of this Decision Notice

Form TCP3 unrestricted dwellings, which in this location is unacceptable as it is wholly incompatible with Development Plan policy C2. The information advanced in support of the proposal did not justify any exception to this policy. The applicants claimed that the dwellings could be either rented for holiday use or for local needs (HC2, LH1 and LH2). The applicants themselves however are not considered to be in need of housing due to their ownership of Hulme House Farm. In addition, no details of any wider community local need for the dwellings was advanced in support of this claim and consequently in the absence of a local need the proposal is contrary to the housing policy. In addition, the resultant dwellings were considered unlikely to be affordable in line with policy due to their scale, curtilage size and attractive rural location. Acceptance of this proposal in the open countryside without proper justification would therefore have been clearly contrary to the adopted policies of the Authority. (SPP - GS1, C2, HC1, HC2, HC3, and LPP - LH1, LH2).

For holiday accommodation Policy RT3 states that development which provides for tourist accommodation will normally be permitted provided that it involves extension or improvement of existing built accommodation, or acceptable conversion of traditional buildings. Local Plan Policy LC8 allows for conversions of buildings of historic or vernacular merit provided they can accommodate the new uses without changes that would adversely affect its character or setting.

This barn is a simple vernacular building located on a prominent and open site next to the public road. The physical changes necessary to both the building itself and its immediate setting for its conversion to two dwellings would seriously detract from the simple character and appearance of the barn and its rural setting. It would introduce two prominent new residential dwellings into the open countryside which would unacceptably consolidate existing sporadic development in the vicinity without any overriding justification for such a policy exception. Acceptance of the submitted proposal would therefore seriously detract from the attractive and generally open character and appearance of the surrounding farmland to the detriment of the National Park landscape (SPP, C2 and C5). This would be contrary to the Authority's Development plan policies and its primary aim to preserve and enhance the National Park landscape. STATEMENT OF APPLICANT'S RIGHTS ARISING FROM THE REFUSAL OF PLANNING PERMISSION OR FROM THE GRANT OF PERMISSION SUBJECT TO CONDITIONS

Appeals to the Secretary of State

- If you are aggrieved by the decision of your local planning authority to refuse permission for the proposed development or to grant it subject to conditions, then you can appeal to the Secretary of State for the Environment under Section 78 of the Town and Country Planning Act 1990.

- If you want to appeal, then you must do so within 3 months of the date of this notice, using a form which you can get from the Planning Inspectorate at Customer Support Unit, Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN, telephone No. 0117 372 8810 or www.planning-inspectorate.gov.uk.

- The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal.

- The Secretary of State need not consider an appeal if it seems to him that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements, to the provisions of any development order and to any directions given under a development order.

- In practice, the Secretary of State does not refuse to consider appeals solely because the local planning authority based its decision on a direction given by him.

Purchase Notices

- If either the local planning authority or the Secretary of State for the Environment refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted.

- In these circumstances, the owner may serve a purchase notice on the Council (District Council, London Borough Council or Common Council of the City of London) or, where the land is situated in a National Park, the National Park Authority for that Park in whose area the land is situated. This notice will require the Council or Authority to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.

2. FULL APPLICATION - CONVERSION OF BARN TO TWO COTTAGES, BARN AT HIGG LANE, FAWFIELDHEAD (NP/SM/1103/0783, P.11323, 12.11.03, 40966 36134/JK)

Higg Lane is a minor lane in the open countryside to the west of Brund. The application relates to a traditional two storey agricultural building located on the east side of the lane close to the group of isolated cottages known as Lane End. A public footpath passes the north side of the building along with a small tributary stream to the River Manifold located 80m away. Although the building has been in agricultural use for some considerable time, the external appearance of the western end of the building shows evidence of having contained a residential use in the past. That residential use has however long since been abandoned and the lawful use of the building is now considered to be an agricultural barn. The barn is in good repair having been refurbished prior to the recent applications.

The barn has a lengthy planning history including a Member site visit.

History

1992 - informal advice stated a residential use was unlikely as this would be contrary to policy. It advised conversions in the open countryside were required by policy to meet either an agricultural need or provide an affordable dwelling to meet a proven local need.

2000 - refusal of permission to convert the barn to a dwelling for this applicant on housing policy and landscape grounds.

2001 - refusal for the conversion of the barn with alterations to form a dwelling following a committee site visit.

2001/02 - lengthy exchanges of correspondence with applicant to explain reasons for refusal and procedures. Firm advice given that an appeal is the most appropriate way forward.

2002 - refusal for reinstatement of residential use and conversion of part of barn to holiday cottage.

Proposal

The conversion of the barn to form two cottages. Plans show a 2 bed house in the roadside end and a one bedroom house in the east end. The central ground floor bay of the barn is shown retained as storage. All existing openings are being reused with no new openings. Outside a roughly triangular area of land stretching southwards down the lane side would be separated from the field to provide the main area of domestic curtilage. At the rear a further narrow strip of land up to the line of the footpath is shown separated from the field. A new vehicular entrance and access drive is proposed south of the barn with the existing vehicular access closed. The existing pedestrian access is retained. A proposed septic tank is shown in the southern curtilage. The proposed garden area is shown simply treated with stone flagged paths and a crushed stone driveway. No details are on the plans of the boundary treatment.

Consultations

Highway Authority - no objections subject to conditions.

District Council - no reply to date.

Parish Council – local needs housing. Councillors express their support as it will enable a local family to remain in the area. Environment Agency – not consulted on current application but previous comment on last scheme for two dwellings was. The site lies next to a small tributary of the River Manifold and 80m from the river itself. The applicant will need to carry out a flood risk assessment. The Agency has no recorded information of flooding in this location but it will be prudent to ensure floor levels are at least 600 mm above highest known flood event.

Notes foul drainage is to septic tank and states that Circular 3/99 advises applications for septic tanks be accompanied by an Environmental Assessment of the site's suitability for a septic tank. Provided the assessment, shows the proposal will not lead to a significant environmental problem then the agency would have no objections to the proposals. In the absence of an assessment recommends condition requiring prior approval of a scheme for the provision of foul drainage works before works commence.

Main Policies

Relevant Structure Plan policies include: GS1, C2, C5, C9, C14, HC1, HC2, HC3, RT1, RT3, T1, T8, T10, T11.

Relevant Local Plan policies include: LC4, LC8, LC12, LH1, LH2, LR1, LR6, LT11, LT22, LT20.

Comment

This further resubmission now for two cottages essentially raises the same issues as the previous applications which include important policy issues.

Agent's Supporting Statement

In summary this states that:

1. The domestic use of the west end of the barn ceased some 45 years ago.
2. The applicant's farm nearby at Hulme House Farm where they have all the buildings they need for the farm business.
3. The barn is redundant and a new use needs to be found to secure the buildings future.
4. The barn is in an Environmentally Sensitive Area and considered to contribute to the local landscape.
5. The current application makes minimal change to the external envelope and has a restricted cartilage.
6. The scheme makes little impact on the local landscape.
7. "It is most likely that the cottages would be rented out as holiday accommodation, but designation as domestic accommodation would enable local people to rent affordable accommodation if the need arose".
8. Access is improved.
9. Conversion makes sensible use of an otherwise redundant building to give the applicants an additional income in years to come when farming may become more difficult for them. Policy Considerations

The site lies in the open countryside where the Development Plan policy (C2) restricts new development essentially to that which is necessary for the proper functioning of the countryside. New residential development is generally restricted to dwellings that are necessary for and restricted to the practice of agriculture. There is no evidence submitted in this case to substantiate any agricultural need. The recreation and tourism policy RT3 can allow for the provision of tourist accommodation by acceptable conversion of traditional buildings. Local Plan Policy LC8 provides the detailed policy guidance conversions must meet to be acceptable.

Exceptionally, the policy can also allow for the conversion of suitable traditional buildings in the open countryside to provide affordable housing to meet local needs. This is however subject to the tests in policies LH1 & 2 being fully met and providing that the character and setting of the building is not adversely affected. In practice, however, such conversions are rare due to the costs involved and the adverse landscape impact. This results in most conversions being confined to farmstead groups whether the use is for local needs, holiday accommodation or agricultural worker's dwellings.

The policy is clear that new unrestricted dwellings in the open countryside whether by new build or conversion will not be permitted.

In this case the application states the proposal is for two cottages that could be either rented for holiday use or to meet local needs. The application is not supported by any statement of need for either local need or an agricultural case and must therefore be regarded as an application for unrestricted dwellings. As such the proposal is contrary to the Authority's fundamental conservation and housing policy and is recommended for refusal.

The supporting letter mentions holiday and local need use and it would therefore be appropriate to consider those uses in this report.

The policies allow in principle for conversions to holiday use and demand seems high still for accommodation in certain parts of the Park. Apart from the landscape impact issues, remote conversions away from local services and a supervisory dwelling can also present problems in letting and servicing.

No details of any local need for affordable housing have been submitted other than the possibility that the converted building could meet such needs in future. The applicants have not offered to accept an occupancy condition and no information of affordability/valuations has been submitted. An unrestricted house in this location would clearly not be affordable to local people on low to moderate incomes, although it would be affordable in the first instance to the applicants. The applicants themselves are now past retiring age and in previous applications they have expressed a strong desire to semi-retire into this barn and reduce their land to a small holding extending to 20ha, which they would run from the barn. They currently live at Huime House Farm some 375m to the south. This is a 54ha (133 acres) farm with a large and attractive Grade II listed farm house and traditional outbuildings. The applicants themselves are therefore still not considered to be in housing need to justify an exceptional approval under the Authority's local need policy due to their ownership of Huime House Farm. Only an unrestricted approval would enable them to occupy the building.

Design & Landscape considerations

Plans show a sensitive conversion utilising all existing openings and minimum change. However, a full time residential use in the barn would significantly alter its simple appearance, character and setting as a result of the physical changes to the building itself, its setting from the creation of the garden and parking area together with the increased intensity of use from agricultural barn to two dwellings. Although it would give the barn a new use, preserving its future, it would do so at the expense of destroying the existing barn's valued character, appearance and setting. Acceptance of the proposal would represent an unnecessary intrusion of residential development into the countryside which would further erode its valued open character without exceptional justification. The proposal is therefore open to design and strong landscape objections.

**Human Rights**

Any human rights issues have been considered and addressed in the preparation of this report.

**RECOMMENDATION:**

That the application be REFUSED for the following reasons:

1. Contrary to conservation and housing policy: (a) Applicants not in need. No other details of local need. (b) Conversion would not be affordable.

2. Landscape grounds: Adverse effect upon character of the locality from conversion.

3. Design grounds. Adverse effect upon valued character of barn from residential conversion.

**List of Background Papers** (not previously published)

Nil Title: Conversion of barn to two cottages, barn at Higg Lane, Fawfieldhead

Committee Date: 23/01/04 Item number: 2 P File number: 11323 Application number: NP/SM/1103/0783 Grid reference: 40966 36134

THE SITE

This map is reproduced from Ordnance Survey material with the permission of Controller of HMSO. Crown Copyright. All rights reserved. Peak District National Park Authority. Licence No. LA 076015. 2003 Dear Sir/Madam

Planning Application - Determination

Full Application - Conversion of Barn to Two Cottages, Barn at Higg Lane, Fawfieldhead (NP/SM/1103/0783, P.11323, 12.11.03, 40966 36134/JK)

The above application will be considered by Planning Control Committee on Friday 23 January 2004 at 10.00 am in the Board Room, Aldern House, Baslow Road, Bakewell, DE45 1AE (copy report enclosed).

Should you wish to speak at the meeting under the Authority's 'Public Participation Scheme' (copy attached), please notify DEMOCRATIC SERVICES either in writing, by e-mail corporate@peakdistrict-npa.gov.uk, fax 01629 816311 or by telephone 01629 816362 or 01629 816382 by 12 noon two working days before the meeting. If no notification is received by this deadline you will not be allowed to speak.

If you do give notice to speak please telephone Democratic Services after 10.00 am on the Thursday prior to the meeting when you will be advised as to the estimated time that your item will be heard.

If you do not wish to speak but just wish to attend the meeting to listen to the debate please telephone Democratic Services after 10.00 am on the Thursday prior to the meeting for estimated time that your item will be considered by the Committee.

If you require further help or advice regarding the Public Participation Scheme, please telephone Democratic Services on 01629 816362 or 816382.

Yours faithfully

Democratic Services

Encs

G:\\PLANNING\\Letters re Public Participation\\SM1103-0783.doc/14/01/04 17:30:24YC To: Director of Planning\
Peak Park Joint Planning Board

Applicant: MRS G SIMPSON Address: HULME HOUSE FARM\
LONGNOR

Application Number: NPSM1103/783 Date Received: 21-NOV-2003 Road Number: D1094

Date: 03-DEC-2003

Particulars of Development:

INVERSION OF BARN TO 2 COTTAGES

Location of Development: BARN AT HIGG LANE FAWFIELDHEAD

Recommendations: There are no objections on Highway grounds to the proposed development subject to the following conditions being included on any approval:-

1. Prior to the occupation of the proposed development the access, as shown on the submitted plan (Drawing No. N65-03A) shall be constructed in accordance with the attached Y2 conditions.

2. Any gates shall be located a minimum of 2.0m rear of the highway boundary, be provided with 45 degree splay and shall open away from the highway.

3. The access shall be surfaced and thereafter maintained in a bound material for a minimum distance of 2.0m rear of the highway boundary to the satisfaction of the Local Planning Authority in consultation with the Highway Authority.

4. The proposed parking and turning areas shall be surfaced and thereafter maintained in a suitable stable hard material to the satisfaction of the Local planning Authority in consultation with the Highway Authority.

5. The vehicular parking and turning facilities, in accordance with the submitted plan (Drawing Number. N65-03A), shall be provided and thereafter maintained for that purpose.

6. The drystone wall on the site road frontage shall not be increased in height.

7. Concurrent with the proposed access being brought into use, the existing site access shall be permanently closed and the access crossing reinstated as verge to the satisfaction of the Local Planning Authority in consultation with the Highway Authority.

8. Any soakaway or septic tank shall be located a minimum of 4.5m and 9.0m respectively rear of the highway boundary.

Reasons:

1-4. In the interest of highway safety and to comply with S.C.C. requirements for access.

5/6. In the interest of Highway safety. 7. To avoid the proliferation of redundant accesses.

8. To safeguard the public highway.

[Signature]

For Director of Development Services on behalf of the County Council as Highway Authority Planning Application Reference: **NPSM1103/783**

**STAFFORDSHIRE COUNTY COUNCIL**\
**DEVELOPMENT SERVICES DEPARTMENT**\
**TOWN AND COUNTRY PLANNING ACT 1990**\
**AND HIGHWAYS ACT 1980**

**Section A – Vehicle Access Crossing**

Consent is hereby given for you to construct, or have constructed, a vehicle access crossing, subject to the following:

1. You must indemnify the County Council against third party claims up to a value of £5m and the policy showing this indemnification must be offered to the Engineer in Charge, for his inspection, before work can begin.

2. Before commencing works within the confines of the public highway, it will be necessary to seek the approval of the Engineer in Charge and provide at least thirty days notice of your intention to commence construction of the access crossing. In addition, it will be necessary to provide at least one working day’s notice of your intention to begin work which must be given to the Engineer in Charge.

3. All Statutory Undertakers, including cable television companies, must be contacted prior to beginning any work to ascertain the location and depth of their apparatus. In the event of any protection or diversionary works being necessary to their apparatus then any cost incurred will be your responsibility both for arranging and any payment.

**Section B – General Highway Conditions**

1. The work shall be carried out in accordance with the Highway Authority’s requirements as outlined below:

2. (a) Access shall be limited to 1 in number not exceeding 4.5 metres in width and the level on Highway Boundary/Improvement Line as indicated on the plan shall be above the crown on the existing road.

   (b) The access drive gradient shall not exceed 1 in 10 for the first 4.5m rear of the Highway Boundary/Improvement Line.

3. The portion of the access crossing between the edge of the carriageway and site boundary shall be constructed during the development by, and at the expense of, the owner to the detailed requirements and satisfaction of the County Surveyor.

4. The access crossing shall be formed as detailed on attached Drawing AC/1/91.

5. No gate, gatepost, pier, new fence, wall or hedge shall be placed near to the highway than the:

Existing Highway Boundary/Improvement Line or as indicated on the plan and such erections shall confirm with the ultimate ground level of the highway which will be 150mm above the crown of the existing road.

6. No inspection chamber, fresh air inlet, septic tank, or similar shall be constructed forward of the Existing Highway Boundary/Improvement Line indicated on the plan without the written consent of the Highway Authority.

7. No part of any soakaway shall be located within 4.5m of an improvement line.

8. **Street Furniture**

If street lighting columns and other street furniture needs to be resited. This will be at the applicant’s expense after approval is given by the Engineer in Charge.

9. **Signing and Safety**

The Contractor shall provide, erect and maintain such traffic signs, lamps, barriers and traffic control signals, and such other measures as may be necessitated by the construction of the works in accordance with the recommendations contained in Chapter 8 of the Traffic Signs Manual.

**Section C – Guidance Notes**

1. The kerb of the carriageway shall be lowered, or if no kerb exists a dropped kerb with splays shall be provided for the width of the access crossing, to form a 20mm check and shall be bedded on a 150mm concrete foundation with concrete haunch 150mm wide. Alternatively one row of setts may be laid with a similar foundation and backing.

2. The ditch, if any, is to be cleaned and piped for a minimum length of one metre beyond the limits of the crossing. The pipe diameter is to be determined by the County Surveyor or his representative according to local drainage requirements and shall be bedded on and surrounded by 150mm concrete. If necessary, head walls shall be provided.

3. The land between the Improvement Line and the existing highway boundary may ultimately be required for road widening purposes.

4. See below for person to contact before work is commenced.

______________________________________________________________________

**Mr D. Walters, Area Network Manager:**

Area Highway Office, Ladderedge Depot, Leek, Staffs, ST13 7AB. Tel: 01538 483027 Level at back of footway or verge to be retained

Footway or Verge

Straight Line Cuts

Excavate Full Width of Footway or Verge and Construct Access Crossing

Existing kerbs taken out and replaced with 6" x 5" (150mm x 125mm) bullnosed kerbs with purpose made ramped kerbs on either side. To be set on mortar with 150mm Concrete backing.

Wearing Course 20mm thick, 6mm medium graded wearing course in accordance with B.S. 4987: 1993, Clause 7.6, 200pen binder.

Base Course 40mm thick, 20mm dense base course in accordance with B.S. 4987: 1993, Clause 6.5, 200pen binder.

Road Base 150mm thick. Approved Stone.

Sub Base As required.

Crushed Rock AGGREGATE (NOT LIMESTONE OR SLAG) TO BE USED.

NOTE

Where the footway is flag paved the slopes of each side of the access crossing must be saw cut to obtain the necessary falls and gradients and all sloping flags must be bedded on 75mm of concrete grade ST1. Flags only to be used under the instructions of the Engineer in charge.

Plan Showing Construction Of Typical Domestic Access Crossing Dear Sir/Madam

Application Code Number: NP/SM/1103/0783 Conversion of barn to two cottages Barn at Higg Lane Fawfieldhead

I enclose one copy of the above application.

You should return one copy of this letter containing your observations and comments to this office within 28 days. A further copy of this letter containing your observations should be forwarded to:

Staffordshire Moorlands District Council Moorlands House Stockwell Street LEEK Staffordshire ST13 6HQ

The Authority currently operates a procedure that allows individuals or organisations to address members at meetings of the committee or sub-committees. Details of this procedure can be obtained from Committee Services at the National Park Office.

Yours faithfully

J W Davies Head of Development Control

Parish Council / Town Council Recommendation and any Comments:

Local needs housing. Councillors express their support of this application as it will enable a local family to remain in the community.

Signed

In any correspondence, please quote our reference and the Application Code Number.

Member of the Association of National Park Authorities

Holder of Council of Europe Diploma

Chief Executive: Jim Dixon Directors: Conservation & Development: John Lomas Corporate Resources & Monitoring Officer: Ruth Marchington Directors: Recreation & Education: John Thompson National Projects: Ken Parker Chief Finance Officer: Peter Swaby

Working together to care for a living landscape for everyone AN APPLICATION HAS BEEN MADE BY: Mrs G Simpson FOR: Conversion of barn to two cottages AT: Barn at Higg Lane, Fawfieldhead PARISH: REASONS FOR ADVERT: Footpath through Site LPT OFFICE CODE NO: NP/SM/1103/0783 P FILE NO: 11323 ADVERT START DATE: 05/12/2003 COMMENTS TO BE RECEIVED BY: 26/12/2003

A copy of the application and the plans may be inspected during office hours for the next 21 days following the date of this notice at the National Park Authority Office.

A copy has also been sent to the District / Borough council and parish council / meeting for comment. If you wish to make any comments please write to the National Park Authority Office before the expiry date, please note the authority now permits members of the public and consultees to address its committees, including those which determine planning applications. Please contact Committee Services if you require details.

Chief Executive Peak District National Park Authority Aldern House, Baslow Road, Bakewell Derbyshire DE45 1AE

Tel: 01629 816200 Fax: 01629 816310 Email: devcon@peakdistrict-npa.gov.uk www: www.peakdistrict-npa.gov.uk | FEE: £140 | DATE: 4.11.83 | RECEIPT No. 21803 | |-----------|-------------|------------------|

NP/SW/1103/783 31 October 2003

EWIJAS/N65

Peak District National Park Authority Aldern House Baslow Road Bakewell Derbyshire, DE45 1AE

Dear Sir

Conversion of Redundant Barn at Higg Lane, Fawfieldhead, Into Two Cottages

We attach a planning application for the above project. In the light of previous planning history relating to this barn, we request that you take the following points into account when considering this application;

1. We understand that previous planning applications have been made by others, although for the same client, for conversion of this barn, as follows;

   - June 2000 (NP/SM/0600/057) Conversion of Barn to Dwelling
   - September 2001 (NP/SM/0901/083) Reinstatement of Residential Use of cottage and conversion of barn to additional living accommodation.
   - August 2002 (NP/SM/0802/047) Reinstatement of residential use of Cottage and conversion of part of barn to holiday cottage.

   but that these have all met with refusal.

2. It is understood that domestic usage of the road end of the barn ceased some 45 years ago, and that therefore the current use for planning purposes is agricultural. It is also recognised that the barn is redundant.

3. Mr and Mrs Simpson have farmed at Hulme House Longnor for many years. Mr Simpson came 46 years ago to the farm, with his father, when the farm was rented from the Harpur Crewe Estate. Mr Simpson was able to buy the farm from the Estate in 1993. At one time he had a flock of 30 breeding ewes and a milk herd of 50 dairy cows.

4. Currently the stock consists of 15 suckler cows with calves, 1 bull, and 175 breeding ewes. The land consists of 32.6 hectares (130 acres), which are owner occupied, together with 5.6 hectares (14 acres) of summer grazing, rented from others. This latter field was previously owned by Mr and Mrs Simpson.

   All the land is now down to grass.

5. All the traditional buildings round the farm house are currently used for cattle, lambing sheep, isolation pens, loose boxes and stores. The animals are kept close to the house, for easy access, when they cannot be grazed, and these buildings provide sufficient space to satisfy their needs.

6. The building, which is the subject of this application, was occupied, at the roadside end, by Mr Ted Salt, a bachelor, until just before the Simpson family moved into Hulme House Farm. The remainder of the building was put to agricultural use for storage, shelter etc.

7. Mr and Mrs Simpson are looking for ways to diversify their income and therefore need to maximise their resources. The barn is redundant, but is structurally sound and in a good state of repair. As it lies in an Environmentally Sensitive area, they were able, in 1997, to obtain grant aid from MAFF to carry out essential repairs to prevent accelerating deterioration of the fabric. It is clearly considered to contribute to the local landscape.

Should planning permission be granted, they will need to make contact with the grant funding body to agree details of any repayments. They accept this.

8. However, a new use needs to be found for the barn to ensure its continuing survival. The current application seeks to make minimal change to the external envelope of the building, save the inevitable change of inserting doors and windows into existing or previous openings. No new openings are to be formed and the internal accommodation has been so arranged to reuse the door height openings, previously blocked, on north and east elevations, even though they occur at a mezzanine level.

At a pre-application consultation meeting between John Keeley and Liz Walker on 5.9.03, at the Peak Park Bakewell Office, the principle of conversion was discussed in the context of a sketch scheme. It was agreed that the roadside end of the building was very domestic in appearance, and would be little changed by conversion to domestic accommodation.

John Keeley expressed the view that the changes required for conversion to holiday accommodation differed little, if at all, from those to full domestic use, especially if the curtilage was very restricted.

Having taken on board this and other officer comments and concerns, we have amended the tabled sketch scheme, and feel that the proposed scheme for two small cottages, for renting, with such a small parcel of land attached, makes little impact on the local landscape. It is most likely that the cottages would be rented out as holiday accommodation, but designation as domestic accommodation would enable local people to rent affordable accommodation if the need arose. There is no intention at the present time to sell the accommodation.

9. The County Highways Officer accepts that the proposed access gives superior visibility to that already experienced by agricultural vehicles, which used to visit the site before redundancy took over.

To summarise;

- The building is structurally sound and is worthy of conversion. It forms an accepted part of an Environmentally Sensitive area. It is very visible from all sides and this application seeks to convert it in the most sensitive fashion, making minimal changes to the external appearance.

- The road access is accepted by the County Highways Department as an improvement on the existing. The conversion makes a sensible use of an otherwise redundant building. In the current climate of agriculture it is nonsense to allow buildings of this quality to remain unused and should planning permission be granted, would permit Mr and Mrs Stevens to provide an additional income for their later years when farming may become more difficult for them.

We therefore attach the following;

- Completed and signed application form, certificate A and Agricultural holdings Certificate.
- 4 copies each of drawings N65/01, 03A.
- 4 copies each of location plan N65/04 at 1:2500, and land in ownership at 1:6500.
- Fee of £440.

Please contact the writer if you require any further information. We would appreciate discussing any conditions you might feel to be appropriate at an early stage of you formulating your recommendation on this application.

Yours faithfully

Mrs Elizabeth Walker

Enc:

Cc; Mrs Simpson; John Blackhurst Town and Country Planning (General Development Procedure) Order 1995 Certificate under Article 7 Certificate A

I certify that:-

on the day 21 days before the date of the accompanying application nobody, except the applicant, was the owner (a) of any part of the land to which the application relates.

THIS MUST BE COMPLETED IN EVERY CASE Agricultural Holdings Certificate

Instructions

One of the following alternative paragraphs must form part of this certificate. If the site is not part of an agricultural holding cross out the second paragraph. If the applicant is the sole agricultural tenant he or she must delete the first paragraph and insert 'not applicable' as the information required by the second.

None of the land to which the application relates is, or is part of, an agricultural holding.

or,

I have given the requisite notice to every person other than myself who, on the day 21 days before the date of the application, was a tenant of an agricultural holding on all or on part of the land to which the application relates, as follows:-

Tenant's name

Address at which notice was served

N/A

Date on which notice was served

Signed:

- On behalf of: Mrs G Simpson

Date: 31 October 2003

- Delete where inappropriate APPLICATION FOR PLANNING PERMISSION TO DEVELOP LAND ETC. Town and Country Planning Act 1990

Please read the attached notes before you fill in any part of this form.

Please send four completed copies of this form and four copies of the plans to the Peak District National Park Authority, Alderm House, Baslow Road, Bakewell, Derbyshire. DE4 1AE.

PART I

1 Applicant (BLOCK CAPITALS PLEASE)

Name: Mrs G Simpson Address: Hulme House Farm Longnor, Buxton, Derbyshire Postcode: SK17 OLT Tel. No.

Agent (if any) to whom correspondence should be sent: (BLOCK CAPITALS PLEASE)

Name: Anthony Short and partners Address: 34 Church Street Ashbourne Postcode: DE6 1AE Tel. No. 01335 340890

2 Proposals for which permission is sought

a. Full address or location of the land to which this application relates and site area (hectares or acres)

b. Brief particulars of proposed development including the purpose(s) for which the land and/or buildings are to be used

Conversion of barn to two cottages

C. State whether applicant owns or controls any adjoining land, if yes give its location and edge in blue on submitted plans

Yes

D. State whether the proposal involves

i. New building(s)

ii. Retention of existing building(s)

iii. Alteration or extension

iv. Change of use

v. Construction of a new access to a highway

vi. Alteration of an existing access to a highway

vii. Removal or variation of a condition

viii. Mineral working

ix. Waste disposal

x. Other operations

Yes/No

If residential development, state number of dwelling units proposed and type if known, e.g. houses, bungalows, etc.

PEAK DISTRICT NATIONAL PARK AUTHORITY

DATE REC'D - 4 NOV 2003

ALLOCATED GROUP OFFICER

ACKNOWLEDGEMENT:

REPLY:

FILE ALLOCATION

continued over page..... 3 Particulars of Application Are you applying for:

i. Full planning permission

ii. Outline planning permission

iii. Approval of reserved matters following the grant of outline permission

iv. Renewal of a temporary permission or permission for retention of building or continuance of use without complying with a condition subject to which planning permission has been granted

4 Please state

i. Present use of buildings/land/vacant barn

ii. If vacant, the last previous use

5 Additional Information

a. Materials: Existing - Roof Staffordshire blue clay tiles

b. Is the application for industrial, office, warehouse, storage or shopping purposes?

c. Does the proposed development involve the felling of any trees?

d. i. How will surface water be disposed of?

ii. How will foul sewage be dealt with?

e. Are there any public rights of way crossing the site?

f. How many vehicle parking spaces do you intend to provide?

g. Are there any buildings to be demolished?

6 We apply for: (Tick appropriate box)

a. Planning permission to carry out the development described in this application and the attached plans, and in accordance therewith.

b. Planning permission to retain buildings or works already constructed or carried out, or a use of land already instituted as described on this application and the attached plans.

c. Approval of details of such matters as were reserved in the outline permission specified herein and are described in this application and the attached plans.

I/We understand that this is an application for planning permission only and not for any other form of application which may be required.

Date 31 October 2003

Signed

On behalf of

Mrs G Simpson